Roseburn House, 68 Roseburn Street, Edinburgh

The property comprises a tower house dated 1582, with significant 17th and 18th century additions that have created a mansion house extending into a courtyard, all set within its own grounds beside the Water of Leith and on a low haugh. The exterior is finished with painted cement harl over a rubble masonry core, with polished sandstone ashlar surrounds. Features include crowstepped gables and a round stair tower on the southeast corner of the original house. Roll-moulded openings are also present, along with a piend-roofed tower to the northwest elevation.

The northwest elevation presents crowstepped-gabled ranges on either side of a symmetrical central three-bay section. The original tower house is located on the right side, with a small ground floor window and single windows above. The 17th and 18th century section to the left has a door to the left of the centre, flanked by two windows, and a further three windows above.

The northeast elevation is eight bays wide, with the tower projecting to the left of the centre. A four-bay section is located to the right, with windows at ground and first floor in the outer bays, and a window to the ground floor in the penultimate bay to the right. A window to the first floor in the penultimate bay to the left complements single windows to the upper floors of the tower. A panelled timber door with a single window above it is set back upon a return. Further windows are present to both floors in the bays to the left, with an angled bay at the extreme left.

The southeast elevation is L-shaped, featuring a blank gable-end and turret to the left, incorporating three small pierced windows. A panelled timber entrance door with a tripartite fanlight is positioned above a window to the first floor. A recessed bay to the right at ground level is punctuated by a single window on the first floor. Single windows are located on the first floor of the innermost bays of the re-entrant angle, accompanied by small windows at ground level. A short return has a small ground floor window, and a glazed timber door, also with a single window above, is present in the re-entrant angle. An angled bay at the end of the L has a timber door with a single window above.

The southwest elevation features a first and second floor window centrally located.

Most windows are predominantly 12-pane timber sash and case, with some larger openings incorporating 18- and 24-pane windows. The roof is grey slated and double-pitched, with harled coped gablehead stacks and moulded cylindrical cans. Painted cast iron rainwater goods are also present.

Internally, the 16th century tower has a vaulted basement and a turnpike stair. The 17th/18th century eastern extension contains a processional dogleg stair and a painted timber panel room. The principal rooms are located on the first floor as a piano nobile, while a self-contained flat occupies the basement, retaining its original room layout.

The surrounding boundary walls are high, constructed of coped sandstone rubble with polished squared and snecked sandstone ashlar gatepiers.